The project site is an existing tenant space within the Varney Center located on the southeast corner of Rowland Avenue and  Azusa Avenue. The site has both "neighborhood commercial" (N-C) and "residential single family" (R-1) to the north, "residential single family" (R-1) on the east, and "Service Commercial" on both the south and west. 
 

ITEM	DESCRIPTION
ZONING AND GENERAL PLAN	"Neighborhood Commercial" (S-C) and "Commercial" (C)
SURROUNDING LAND USES AND ZONING	North: "Neighborhood Commercial" (N-C), Residential Single Family (R-1)  East: "Residential Single Family" (R-1)  South: "Service Commercial" (S-C)  West: "Service Commercial" (S-C)
CURRENT DEVELOPMENT	Baseball and Softball performance training facility
LEGAL NOTICE	Legal notice was published in the San Gabriel Valley Tribune, and was mailed to 186 owners and occupants of the properties located within 300 feet of the subject site.

The applicant is requesting approval of a Conditional Use Permit (CUP) to allow the use of a baseball and softball performance training facility (At Bat Athletic Training Facility) within an existing shopping center building. The proposed use will be located within an existing 3,340 square-foot tenant space. The mission of this company is to deliver high-level baseball skills and knowledge that significantly increases and enhances players' skills in the community by delivering an excellent training environment with quality training tools and instruction. 

The athletic facility will have three (3) employees. At Bat is structured as a limited liability company owned by two individuals: Louis Velasquez will run the daily training operation and Rosa Velasquez will run the marketing and trainer scheduling. The proposed hours of operation are: 10:00 a.m. to 9:00 p.m. Monday through Friday, and 9:00 a.m. to 6:00 p.m., Saturday and Sunday. 




Parking
The shopping center provides 140 parking spaces on site. Based on the parking calculation utilizing the standard parking ratios (calculation provided within the table below), the site will have sufficient on-site parking.

 

At Bat Floor Area	Square Feet	Parking Requirement	Parking Needed
Pitching Mechanics training Area Fundamental Hitting and Fielding training area  + Fitness and Conditioning Area	2,233 sqft + 760 Sqft	2,933/ 250 = 12	12
Waiting Area	279 sqft	15 Permanent Seats	15/2.5  = 6
Restroom	68 sqft	N/A
Total	3,340 sqft		18

Noise
Planning staff has met with neighboring residents regarding potential noise issues.  It is important for the business owner to understand that there are residential dwellings in close proximity.  Planning staff has included the following conditions of approval in the draft resolution to address noise generation:

1. Amplified sound shall not exceed levels that are plainly audible, or vibrations felt on the outside of the tenant space.
2. No noise amplifier shall be used at any time.
3. Noise levels shall not exceed the ambient noise level by more than (5) five decibels as measured outside of the tenant space.
4. Doors of the building shall be kept closed at all times, except when doors are in use, in order to minimize noise impacts onto adjacent properties.
5. Any speakers inside the tenant space shall be directed toward the front of the tenant space (west).
6. The Community Development Director shall monitor whether the business generates excessive complaints. If the business operation results in excessive issues or complaints at any time, the Director shall initiate a review of the CUP by the Planning Commission.  The Commission shall determine if additional restrictions, conditions, or physical changes are needed in order to address the issues or concerns.

a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
e. That the granting of such a conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.

The City's General Plan Land Use Element designates the subject property for commercial uses. The project is consistent with the following General Plan policies:

Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use.

Staff recommends adopting Resolution No. 23-6140 approving Conditional Use Permit No. 23-07

Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd floor- Room 208, West Covina CA 91790.